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Embarc Resale Questions

B

BrianLo

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Apr 22, 2020
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Hi! Not enough posting mileage to PM @cd5 , but I figure this would hit the search algorithm and answer questions that I was not able to easily come across in a forum search.

I stumbled into an Embarc Panorama stay without realizing it was a timeshare, but am intrigued about the product. I'm intimately familiar with the DVC system and it does not seem that dissimilar. I live in Calgary, ski and work often on Vancouver Island where my parents are. Panorama, Whistler, Vancouver and Ucluelet as a portfolio would be a reasonably complimentary locations for me.

Now for my round of too many questions;

Resale
-It appears there is no ROFR process involved in resale Embarc?
-As an RTU, is the process relatively simple? I assume no titling is involved. What type of timeframe does it run over, is it just through member services? Is there any middle man even for paying the purchasing price?
-What are the full transfer fees / closing costs currently?
-Is the timeshare technically out of the US or Canadian? Just want to ensure I'm not getting sucked into US notaries or needing an ITIN, etc; probably none of that applies as an RTU anyways.
-Is a standard offer around 40 cents a point; or are these being more given away? I'm looking around a 10k range based on the points charts.
-Would 2026 points be paid for by the owner or expected as further reimbursement by myself the buyer?

Usage
-With some familiarity of difficult to book properties in the Disney portfolio... is Whistler semi-doable?
-What are the booking curves like for Panorama, possible to do non 6 night reservations in ski season? It seems under-occupied to me currently mid week.

Sustainability
-How have member fee escalation been, a current concern for membership, or reasonably matching inflation?
-Is there any timeframe for room refurbishments and hard-goods? The Pano room is in nice shape, the Whistler units I see online look 20 years out of style.


Thanks a ton for anyone with info! Any pitfalls I should be warned of are helpful.
 
@cd5 would be best to answer all of these.. She is on the board of Embarc & excellent resource for all things Embarc...
Seems like it is a simple xfr process & Resale Embarc has all the privileges as Retail and being in Canada & wanting access to all the Vancouver island Embarc TS's would be a positive for you (a significant limitation for a lot of us stateside folks) but will let her answer all the other related asks (I recall some of these answers from her posts here at HGVC forum)..
Best!
 
This is going to be very long!
ROFR - yes they could exercise it but haven't since the Hilton takeover 2 years ago. Hilton doesn't even ask for the price paid.
The sales process is very simple. There is a sales and transfer form to be completed and no notary etc required. Cost is $250usd usually paid by the buyer.
Is fairly quick, timelines are described in the document I will provide a link for which is in my One Drive.
Annual fees are paid in CAD however the $25 cancellation fee (for bookings) and the $35 transfer fee (for moving another member's points to an existing booking) are USD. We have no other transaction fees. Destination Xchange membership is free for all Embarc Members.
Our accounting is done in Canadian dollars and only those in the US are billed the annual fees in USD. Everywhere else around the world is billed CAD.
our titular head office is still in Vancouver although Las Vegas and Orlando do calls when our staff is busy and the Title office for membership sales is in Orlando (Hilton).
Standard offer would pay for paid points which would include this year's (were due Nov 30) and any banked points as well as another amount between 20-40¢ for the membership itself. The only time of the year they are for free is usually in Oct/Nov/Dec because the member doesn't want to pay the fees or is overdue. Transactions can't happen until everything is paid up to date.
Our timeshare was modeled on DVC so very similar. We can bank one year and borrow from one future year.
Whistler is Embarc most in-demand resort. Winter skiing at Whistler must generally be booked when the calendar opens 11 months out for 6+ nights, and is doable if you are "on it". We do also regularly have members in our FB group who post their week/s when they can't go and the condition of posting within our group is that the price has to be at cost (of fees) or less. Note that we only allow Embarc members/owners to join. Guest certificates are free.
Panorama is nowhere as tight as Whistler, and can be booked 5 nights or less, at 6 months out. Weekdays are easier as well.
Fees are kept as low as possible, the upward pressure has been due to staffing costs in ski areas in particular, because of the high cost of living. This year they went from 21¢ to 22¢ cad. Our clubs are very well managed and have well funded capital reserves which are invested to generate revenue. Our budgets are planned out (for renos and other major expenditures) for 30 years out so the fees remain balanced.
Renos - full reno of Whistler rooms is now complete but photos may not yet reflect that. Mont Tremblant is in 2026, and Sandestin in 2027.
Panorama is not due for a full reno but the bathrooms have/are currently being fully overhauled.
Easy to buy, easy to get rid of. Easy to get extra one-time use points from other members (you have to have already booked time to apply these to, and then your own points return to the year they came from to be reused). Every member has Destination Xchange membership for free and we can also use Interval and SFX Resorts with direct memberships with them.
Member Guidelines here:

Microsoft OneDrive

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Sales process here:

Microsoft OneDrive

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For someone interested in buying a membership, I suggest warning me first and then joining the Embarc-Hilton Exchange group on FB where I can put you in touch with members who want to sell. The Embarc ADS group (members only) is very active with transactions between members and we usually have at least a couple of members trying to sell their membership at any given time.
 
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